Me and my fiance are buying a 2 bedroom flat in Shard End with a mortgage. We like our Shard End solicitor, however the lender advise he's not on their "panel". It seems we have little option but to appoint one of the lender panel firms or retain our Shard End property lawyer as well as pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Shard End conveyancing lawyer to apply to be on the conveyancing panel.

I purchased a freehold house in Shard End but nevertheless pay rent, why is this and what is this?

It is rare for properties in Shard End and has limited impact for conveyancing in Shard End but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

There are a variety of conveyancing solicitors in Shard End but how do I know who I should use?

Do not opt for the cheapest Shard End conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Is it correct that all Shard End CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved practices?

Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

We previously chose solicitors based in Shard End on the Co-operative solicitor panel. They have just invoiced me a separate fee for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not set by Co-operative but by your Shard End property lawyer. Some firms on the Co-operative panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

Are there restrictive covenants that are commonly picked up during conveyancing in Shard End?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Shard End. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My company is hoping to lease a unit on the high street. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Shard End for under 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Shard End, including the sale and purchase of businesses as well as simply premises. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing calculation.